Rather than dealing with skilled and shrewd loan brokers, you're instead just working with a seller to solve a problem.Sellers who are most receptive to a financing offer need to sell but can't, often because they lack sufficient funds to make necessary repairs or to engage an agent.

The terms of the agreement state it is transferable if the new buyer signs an acknowledgement of the terms (or something to that effect).

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A sole proprietorship is probably the least effective as far as maximizing tax benefits.

Lenders are looking for safe places to earn interest and I don't think showing them a year of negative cash flow is going to have a positive effect. 

Given that I have good credit and can pay 25% down, would a commercial lender be the most coat effective route?

It's VERY common that title has exclusion of mineral right and no effect whatsoever on resale value, eg: Los Angeles County. 

Any tips on how to market the property more effectively? 

That is, they would then own the Note and Deed of Trust or Mortgage made between you and the rehabber, and would then collect the 14% payments.This could be accomplished with a simple straight note between you and your lender with a clause that says, in effect, if you default, they get to replace their name with yours on your loan docs to the rehabber.

31/m originally from Massachusetts seeking financial independence through real estate investingI moved to SoCal for a girl from MA, got engaged, and she broke it off because she didn't like my parents and I wasn't good enough for her.